In 2016, Florida’s economy outperformed the nation in part as a result of better job creation, based on several economists who spoke to a standing-room-only crowd of about 500 Realtors® at the 2017 Florida Real Estate Trends event Thursday during Florida Realtors Mid-Winter Business Meetings.
Florida outperformed the U.S.
National Association of Realtors (NAR) Chief Economist Lawrence Yun noted that the pace of U.S. home sales in 2016 at 5.5 million was “the best in a decade.” Since it’s nowhere near the 7.2 million sales peak in 2006, however, it leaves room for continued development in 2017. And even while interest rates are trending higher, it hasn’t had a dampening effect on home sales.
“A 4.2% mortgage rate is still a great rate,” Yun said. “As long as we’re around the 4 to even 5% mortgage rate, home sales will probably stay on pace. As mortgage rates rise, job creation – which Florida excels at – could be a great neutralizer and great for home sales. The fact is, Florida is outperforming the country as a result of better job creation.”
Other speakers who shared their views on 2017 included Dr. Elliot Eisenberg, a nationally known economist and former senior economist with the National Association of Home Builders (NAHB); Michael Johnston, Florida regional sales manager, Wells Fargo Home Mortgage; Dr. Julie Harrington, director of Florida State University’s Center for Economic Forecasting and Analysis; and Dr. Brad O’Connor, chief economist for Florida Realtors.
“The good news, here in Florida, you’re in the right place,” Eisenberg said. “The South is the right division to be in – the economic recovery here has been much more robust. Florida is doing fine economically, unemployment is OK, and foreclosures are diminishing.”
He agreed with Yun that while mortgage rates will continue to rise this year – albeit slowly – the markets are going to be fine as long as jobs are being created.
“Housing is improving, but in fits and starts,” Eisenberg said. “There’s not enough inventory of homes for sale, and builders aren’t building, especially at the entry-level. Bigger houses are being built, but it’s not profitable for builders to construct more affordable homes.”
Eisenberg cited worker shortages, burdensome land-use regulations and costs – land, labor and regulation – as a few of the constraints homebuilders face when it comes to building entry-level homes.
“We have to try a myriad of solutions, but getting the land costs down and easing land-use regulations will be the single most important factor in solving this issue,” he said.
According to Eisenberg, forces at work in Florida and across the U.S. which can be dampening real estate sales include:
Low inventory – December 2016 data, which happens to be just a few days old, shows that the existing single-family home inventory nationwide is 3.6 months; in Florida, it’s 3.9-month months. A 6-month supply is generally considered a balanced market between buyers and sellers.
New model of renting – Six million single-family units have already been taken off the market because institutional investors snapped up many homes throughout the Great Recession and developed a new method of renting.
Mortgage rate lock – most people don’t want to sell because they’ll lose the truly low mortgage rate they’re currently paying.
With regards to financing, lenders are typically in a technology race to provide a digital, user-friendly experience. Their goal is to make the mortgage process easier for the customer, said Michael Johnston, Florida regional sales manager for Wells Fargo Home Mortgage.
“Today, 42% of homebuyers are millennials,” he said, “and with 92 million more millennials coming up, it will be an even bigger part of the housing market over the next five years. A recent survey found that 93% of those age 18-34 intend to buy a house sometime in their future. Millennials are always online, so creating a digital mortgage experience for them is critical.”
Johnston shared research showing that millennials value the expertise of Realtor professionals throughout the home buying process. “While they will go online to do home shopping, they do want to consult a trusted advisor along the way,” he said.
The condominium market is an important part of the overall real estate market, and often provides an affordable option for buyers, according to Johnston. “In Florida, the condo market is healthy and robust,” he said. “Condos make up 28% of all home sales in Florida; nationally, it’s 12%.”
Dr. Julie Harrington, director of Florida State University’s Center for Economic Forecasting and Analysis (CEFA), previewed elements of an economic impact study on Florida’s SHIP and SAIL funds by county that Florida Realtors commissioned CEFA to conduct. SHIP stands for State Housing Initiatives Partnership program, while SAIL stands for the State Apartment Incentive Loan program.
As data is collected and analyzed, researchers will construct an economic forecasting model for Florida’s future affordable housing needs, and the data will also be used to compile statewide economic impact numbers for the SHIP and SAIL programs, Harrington said.
Looking ahead to the coming months, Florida Realtors Chief Economist Brad O’Connor announced to Realtors that the state association plans to soon release housing data metrics for Florida specific to cities and zip codes. Applause greeted his announcement. O’Connor anticipates having the new statistics starting on Feb. 9, which coincides with the release of the fourth quarter 2016 and 2016 year’s end data from Florida Realtors.
Looking at all of 2016, the statewide existing homes market remained stable but has also been relatively “flat,” according to O’Connor, though part of the reason for that year-to-year analysis was that “2015 had been a pretty darn good year, sales-wise.”
He also pointed out that a shortage of housing inventory in markets throughout the state, particularly for properties values at $200,000 or less, is impacting closed sales and putting pressure on median prices. Another factor: Sales of distressed properties continue to fall.
“In 2015, 10% of Florida’s housing inventory was distressed at the end of each and every month,” O’Connor said. “This past year, it’s been 5%, and it’s going to keep going down in 2017.”
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